273 E Vagabond Dr · Murray, UT 84107

$85,000

3 bd · 2.0 ba · 1,144 sqft · Manufactured · 81 Days on market

Manufactured home Built 1993 435 sqft lot $1/mo HOA

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS IS THE ONE! This property is the best for only $85,000. Cottonwood Cove 55+ community * Murray / Salt Lake City Utah! Home has been updated with beautiful white cabinets w/ butcher block counters! The bay window in the kitchen gives tonz of natural light. All appliances newer (fridge & gas range)! All new windows with life time guarantee! New carport! 26'X44' Mobile with nice yard and shed. Bathrooms have been updated and both have walk in showers! Right near Cottonwood Creek and across from the large green space, pool and clubhouse. Enjoy all the amenities this home has to offer. Call me for a private showing today. Buyer must qualify for Cottonwood Cove park. Call for de

Key facts

• Parking
• Community pool
• Built 1993

Property features AI

Finance

• HOA & community: Homeowners association with annual fee ($15); Association amenities: clubhouse, management, pet rules, pets permitted, pool; Subdivision: COTTONWOOD COVES

Exterior

• Parking: Covered carport (1 covered parking space, 1 total parking space)
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary water
• Home design: Mobile home; Faces south; Has a view; Single-family zoning
• Construction: Clapboard/Masonite exterior; Asphalt roof; Built and standing
• Exterior features: Partially fenced yard; Paved road access; Mountain view; Double-pane windows; Storage shed(s)

Interior

• Kitchen: Microwave; Refrigerator; Free-standing range/oven; Updated kitchen
• Bedrooms: 3 bedrooms (primary bedroom on 1st floor)
• Flooring: Carpet; Tile
• Bathrooms: 2 three-quarter bathrooms
• Heating & cooling: Forced air heating (gas central); Evaporative cooling
• Interior features: Walk-in closet; Disposal; Updated kitchen; Free-standing range/oven
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#29 in UT, #1,169 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A; Watch: cost of living C-, crime D.
• Murray District (suburban): math 37% / reading 43% proficiency, ranked #46 of 80 in UT (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Parkside School (math 13% / reading 26%, grade F, #525 of 585 statewide, top 91%, 471 students, 69% FRL); Hillcrest Jr High (math 24% / reading 31%, grade F, #113 of 138 statewide, top 83%, 776 students, 39% FRL); Murray High (math 29% / reading 45%, grade F, #78 of 171 statewide, top 49%, 1,400 students, 24% FRL).
• Zoned-school proficiency averages 28% at this address vs 40% district-wide (-12 pts) — the specific schools serving this property underperform the Murray District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.0%/yr); 230 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Salt Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.54% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.53%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.28×
• Total profit: $6,676
• Equity at exit: $12,674

10-year hold

• IRR: 13.8%
• Equity multiple: 1.94×
• Total profit: $22,418
• Equity at exit: $7,349

Cash invested: $23,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 86 Strongly Landlord-Friendly
• State Utah: 86 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

3-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 84107

• Rents YoY: -3.0%
• Active inventory: 230
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $380

Break-even live

Break-even rent $829

Max offer price $85,000

Occupancy floor 66%

Sensitivity live

Price	-10% $439	-5% $410	+0% $380	+5% $351	+10% $322
Rent	-10% $277	-5% $329	+0% $380	+5% $432	+10% $484
Rate	-1.0pp $423	-0.5pp $402	base $380	+0.5pp $358	+1.0pp $336

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4150 S 300 E Salt Lake City, UT	1.0–2.0	1.0–2.0	844	$2,179	$2.58	5d	17	0.21mi
4371 S Fairbourne Ave Unit 11 Murray, UT	2.0	1.0	820	$1,095	$1.34	18d	1	0.21mi
333 E 4500 S #13 Salt Lake City, UT	2.0	1.0	1400	$1,400	$1.00	6d	1	0.23mi
4109 S 300 E Salt Lake City, UT	2.0	2.0	1334	$2,600	$1.95	4d	1	0.28mi
4080 S 300 E Unit F Millcreek, UT	2.0	1.0	1200	$1,125	$0.94	26d	1	0.31mi
4150 S 500 E Salt Lake City, UT	1.0–2.0	1.0–2.0	832	$1,325	$1.59	26d	1	0.32mi
4072 S 300 E Millcreek, UT	2.0	2.5	1200	$1,895	$1.58	26d	1	0.35mi
4115 S 430 E Millcreek, UT	1.0–2.0	1.0–1.5	876	$1,350	$1.54	18d	13	0.36mi
448 E Damsel Dr Salt Lake City, UT	2.0	1.0–2.0	1180	$1,512	$1.28	18d	4	0.37mi
293 E Hill Ave Unit 10 Millcreek, UT	3.0	2.0	1030	$1,195	$1.16	17d	1	0.40mi
215 E 4600 S Apt 4 Murray, UT	2.0	1.0	850	$1,250	$1.47	6d	1	0.41mi
4277 S Main St Salt Lake City, UT	2.0	1.0–2.0	594	$1,192	$2.01	6d	1	0.41mi
428 E Park Oak Pl Salt Lake City, UT	3.0	2.5	1500	$2,300	$1.53	6d	1	0.41mi
340 E Gordon Ln Salt Lake City, UT	2.0	1.0	850	$1,295	$1.52	6d	3	0.41mi
335 E Woodlake Dr Salt Lake City, UT	1.0–2.0	1.0–2.0	881	$1,561	$1.77	4d	11	0.43mi
4197 S Main St Millcreek, UT	3.0	1.0–2.0	891	$1,858	$2.08	5d	13	0.45mi
514 E 4090 S Salt Lake City, UT	1.0–2.0	1.0–2.0	825	$1,521	$1.84	5d	25	0.46mi
47 W Fireclay Ave Salt Lake City, UT	1.0–2.0	1.0–2.0	902	$2,088	$2.31	5d	36	0.48mi
4624 S Meadow Rd Unit Down Murray, UT	2.0	1.0	1200	$2,000	$1.67	15d	1	0.48mi
4410 S Main St Salt Lake City, UT	2.0	1.0–2.0	892	$2,810	$3.15	5d	76	0.49mi
54 W Fireclay Ave Salt Lake City, UT	1.0–2.0	1.0–2.0	962	$1,775	$1.84	26d	1	0.55mi
480 E Brandt Ct Salt Lake City, UT	2.0–3.0	1.5	1200	$2,009	$1.67	6d	4	0.56mi
44 W Iko Ave Millcreek, UT	2.0	2.5	1296	$2,200	$1.70	6d	1	0.56mi
4320 S 700 E Salt Lake City, UT	2.0	1.0	920	$1,314	$1.43	5d	3	0.57mi
3993 S Main St Millcreek, UT	1.0–2.0	1.0–2.0	838	$1,650	$1.97	5d	25	0.59mi
136 W Fireclay Ave Murray, UT	1.0–3.0	1.0–2.0	991	$1,589	$1.60	6d	12	0.63mi
162 W 4490 S Murray, UT	1.0–3.0	1.0–2.0	854	$1,800	$2.11	26d	22	0.71mi
3910 S Main St Millcreek, UT	1.0–2.0	1.0–2.0	747	$1,652	$2.21	6d	6	0.75mi
265 Rigdon Ave Unit 1 South Salt Lake, UT	2.0	1.0	900	$1,195	$1.33	23d	1	0.76mi
2 Regal St Murray, UT	2.0	1.0	1004	$1,195	$1.19	6d	7	0.85mi
4380 S 900 E #104 Millcreek, UT	3.0	2.5	1410	$2,699	$1.91	5d	1	0.86mi
4380 S 900 E Millcreek, UT	3.0	2.5	1409	$2,499	$1.77	26d	1	0.86mi
4380 S 900 E Millcreek, UT	3.0	2.5	1409	$2,499	$1.77	17d	1	0.86mi
3708 S McCall St South Salt Lake, UT	2.0	1.0	885	$1,300	$1.47	18d	1	0.88mi
3708 S McCall St South Salt Lake, UT	2.0	1.0	885	$1,300	$1.47	16d	1	0.88mi
4364 S 900 E Millcreek, UT	3.0	2.5	1409	$2,499	$1.77	26d	1	0.91mi
4386 S 900 E Salt Lake City, UT	3.0	2.5	1410	$2,499	$1.77	6d	1	0.91mi
4545 S Arcadia Green Way Salt Lake City, UT	2.0	2.0	1000	$1,425	$1.43	4d	4	0.92mi
3653 S 200 E South Salt Lake, UT	2.0	1.0	700	$1,025	$1.46	26d	1	0.93mi
4070 S 900 E Salt Lake City, UT	1.0–2.0	1.0	837	$1,451	$1.73	4d	5	0.93mi

HOA detail

• Monthly dues: $1 · $12/yr
• Likely covers: gaspool

Listing history 20 events

1. 2026-06-22
   days on market $85,000 Active 81 DOM
2. 2026-06-21
   days on market $85,000 Active 80 DOM
3. 2026-06-18
   days on market $85,000 Active 77 DOM
4. 2026-06-17
   days on market $85,000 Active 76 DOM
5. 2026-06-16
   days on market $85,000 Active 75 DOM
6. 2026-06-15
   days on market $85,000 Active 74 DOM
7. 2026-06-13
   days on market $85,000 Active 72 DOM
8. 2026-06-13
   days on market $85,000 Active 71 DOM
9. 2026-06-09
   days on market $85,000 Active 68 DOM
10. 2026-06-08
    days on market $85,000 Active 67 DOM
11. 2026-06-07
    days on market $85,000 Active 66 DOM
12. 2026-06-05
    days on market $85,000 Active 63 DOM
13. 2026-06-03
    days on market $85,000 Active 62 DOM
14. 2026-06-02
    days on market $85,000 Active 61 DOM
15. 2026-06-01
    days on market $85,000 Active 60 DOM
16. 2026-05-31
    days on market $85,000 Active 59 DOM
17. 2026-05-02
    price $95,000
18. 2026-04-02
    listed $100,000 Active
19. 2010-04-22
    historical
20. 2010-02-15
    listed $29,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,726
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − HOA: −$12
• − Depreciation: −$2,473
• Taxable income: $3,466
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $3,733/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Murray District
• NCES district ID: 4900600
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $53,804
• Composite: 34.84/100
• National rank: #5096
• State rank: #46 of 80 in UT

Livability — Murray

• Score: 82/100
• State rank: #29
• US rank: #1169

Category grades

Amenities B Commute A+ Cost of living C- Crime D Employment A- Housing A+ Health & safety A User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murray, UT
• County: Salt Lake County · 1,195,750 people
• City population: 38,257
• Metro: Salt Lake City, UT
• Population (ZIP): 38,257
• Household income: $72,108
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 2149.0

Population outlook (Salt Lake County) Hauer SSP2

• Today (2025): 1,305,860 people
• By 2030: 1,402,611 · +7.4%
• By 2040: 1,594,533 · +22.1%
• By 2050: 1,787,244 · +36.9%
• By 2075: 2,224,138 · +70.3%
• By 2100: 2,551,390 · +95.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 18% Two or more races 12% Asian 5% Black 4% Pacific Islander 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Slovak 4% Iranian 2%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 10% Other Indo-European 4% Other Asian/Pacific 2%

Political lean MEDSL · Salt Lake

• 2024 margin: D (+10.2) · D 53.7% · R 43.5% · Other 2.8%
• 2008→2024 swing: +10.1pp toward D · 2008: 0.1pp · 2024: 10.2pp
• All cycles: 2024: D+10.2 2020: D+11.0 2016: D+10.2 2012: R+19.3 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -404.21%
• Current HPI: 309.8745
• Rent YoY: ▼ -3.04%
• Metro: Salt Lake City, UT
• State GDP YoY: ▲ 3.54%
• F500 in state: 2

Industry mix (Fortune 500 HQ in UT)

Industry	F500 HQs	Revenue
▸Financial Services	1	$3B

Price history

+227.6% since first listed

4 events — show timeline

• 2026-05-02 Price Changed $95,000 WFRMLS
• 2026-04-02 Listed $100,000 WFRMLS
• 2010-04-22 Listing Removed — WFRMLS
• 2010-02-15 Listed $29,000 WFRMLS